HOME BUILDING INFORMATION GUIDE

Transcription

1 HOME BUILDING INFORMATION GUIDE Building Your Home Guide Introduction 1

2 CONTENTS 3. Introduction 4. Documents, licenses, insurances and warranties 6 Getting started 7. Construction methods 7. Veneer and alternative methods 9. Guidelines for selecting a builder 10. How can Master Builders SA help 11.Find a Master Builder or tradesperson 11. Info & telephone enquiries Building Your Home Guide Contents 2

3 INTRODUCTION Clients of builders or people planning to build often contact Master Builders SA for advice on contracts and the correct documentation to use when building their home. Questions asked include; what should be included in the contract? and what is required from the builder in relation to the work performed? It is vital that both client and builder understand their rights and obligations during and after construction of the home. Clear, precise documentation and communication will lead to a better builder/client relationship and a successful building project. Building Your Home Guide Introduction 3

4 DOCUMENTS LICENSES INSURANCE WARRANTIES Licence Before any client begins the building process it is important to check the licence of the builder. All builders are required to have photo identification licence that states their name, licence number and what they are licensed to build in South Australia. Documents Questions that do arise during the building process can generally be answered by referring to the contract documentation. Many people do not realise that included as part of the contract documentation are the following documents; Plans Specification Schedule of Finishes Engineers Footing Report Plans The plans detail what work is to be performed by the builder and generally shows the dimensions of the rooms and the house under construction. The plans will also include the sitting or positioning of the house on the block. Any site works that have to be performed prior to building will be included in the plans of the house. Naturally, if the builder holds the copyright of plans they remain the property of the builder and must not be used with any other builder. Specifications The specifications details exactly how the builder is going to perform the building work outlined in the plans. It is generally a document that describes and specifies the technical aspects of all building materials to be used in the construction of the home. For example, it lists the types of timbers that are going to be used and their stress grading. The specification is an essential document and the Council will require a copy of it before building approval is granted. Schedule of Finishes As the name implies, the Schedule of Finishes details exact style, colour, texture and brand of materials and fittings to be used in the home. The schedule will list the colour of paint to be used on the internal and external walls, what roof tiles have been selected, what bricks have been selected, the type and brands of taps etc. The Schedule is the document that sometimes gives rise to concern from homeowners and they should be completely familiar with the Schedule of Finishes as it will detail exactly how the job is going to be finished. Engineers Footing Report The Engineers Footing Report is again another essential document that is required as part of the building process. Most Councils these days will insist upon a copy of the Engineers Footing Report to be lodged before building rules consent will be granted. The report details the foundation classification, footing sizes, footing layout and thickness of the slab required to support the particular house selected by the client. To compile the engineers footing report, the Engineer will visit the site in question and examine the soils on that block. The Engineer does this usually by drilling 2 or 3 boreholes over the proposed site where the house is to be constructed. This information will allow the Engineer to design a footing system to support the proposed dwelling. The Engineers Footing Report also contains valuable information that the homeowner should be aware of if they are planning to undertake further work after taking possession of the completed project. Details on landscaping, perimeter paving, retaining walls etc.; will be provided in the Engineers footing report. The Engineer will also give recommendations as to how storm water should be disposed of. All of the documents listed, together with the actual signed Building Contract, make up the contract documents and need to be read and understood by all parties before work commences on a building project. Building Your Home Guide Documents Licenses Insurance Warranties 4

5 Plain English Documents Master Builders SA provides for its members and consumers a standard set of plain English documents for the Specification, Schedule of Finishes and Building Contracts and recommends that owners become familiar with all of these documents before signing a contract build. Warranties & Guarantees It is important when signing a contract to build a home, extension or a renovation that the client of the builder understands the warranties and guarantees in the contract that cover construction, materials, appliances and fittings. Building Indemnity Under the current South Australian regulations, builders who enter into a building contract are required to take out what is called Building Indemnity Insurance on behalf of the home owner. Building Indemnity Insurance is designed to protect the homeowner in the event of death, disappearance or insolvency of the builder. It protects the homeowner during the construction but for a five-year warranty period following completion of their residential project. A certificate of Building Indemnity Insurance must be lodged with the Council before construction period begins and the homeowner must retain the certificate or a copy for their personal files. The Building Indemnity Insurance can be activated if during the construction period the builder is declared insolvent, dies or disappears. If a claim is made the homeowner will only be required to pay the contractual amount and the insurance company will arrange for the construction of the project to be completed and meet any additional costs above the contract sum for the building work. The second component of Building Indemnity Insurance is the five-year warranty period that builder have to provide to their clients under the Building Work Contractors Act. If during this five-year warranty period the builder dies, disappears or becomes insolvent the insurance company will meet any of the rectification costs of the building work if it can be traced back to a breach of the Statutory Warranties to a maximum figure of $80,000. Under the Building Work Contractors Act, builder are required to take out this policy of Indemnity Insurance to protect their clients if the contract is for residential building work, the contract value is more than $12,000 and the project requires approval under the development act. Hand Over At the completion of building works the owner and builder sign a Form 19A stating works are complete. At hand over when the builder has completed the project and all money has been paid according to the contract, the homeowner then becomes responsible for all service fees and insurances on the property. The homeowner is entitled to receive all warranties and guarantees for fittings and appliances including white goods, taps etc. A Certificate of Compliance for all plumbing, electrical work and a certificate or notice of the termite and pest treatment used to protect the property. Building Your Home Guide Documents Licenses Insurance Warranties 5

6 GETTING STARTED Role of the builder, designer, architect, building consultant Categories of houses project, contract, speculative development Building a new home is an exciting time when you can incorporate all of your ideas on design, living areas, construction techniques, textures, materials and colours. However, dreams do depend on a budget. If you have decided to build a new home, outlined below are some options. What are the first steps to take if I want to build a home? If you already have your land, the first decision to make is whether you are going to build a Project Home or a Contract Home. Project Home A Project Home is a display or standard design home that a builder has in their catalogue of homes. Project home designs belong to their copyright owner. Copyrights still hold if amendments are made. As such these are not transferable between builders. Contract Home A Contract Home is one designed and built in consultation with the owners by a builder. Many builders offer a complete service from design through to construction of your home. Designer & Architect A home designed by a building designer or architect is a house that is planned from the conceptual stage and is a unique and individually designed home. There are many residential designers and architects in South Australia. You can negotiate the fee with the designer or architect for the services provided. A rule of thumb depending on the extent of involvement is that an architect s fee can be up to 10% of the projects value. A building designer will negotiate on a set fee to provide a set of drawings. Copyright Builders, designers and architects are very protective of their plans. It is easy to understand why, because they invest thousands of dollars in developing their home plans. It is very important that people do not take plans and use them with another builder or architect, as they will infringe the copyright of the original designer. Building Consultant The role of the building consultant is to advise on the construction of the home and a building consultant can be independently contracted to provide an inspection service during the construction of the home. Inspections can be scheduled at specific stages during construction including footings, frames, linings, second fix etc. Spec Home A speculative development is a home built by a builder/developer that is immediately placed on the market for sale. Choosing a Builder Not all builders have the same expertise. Builders do specialise in particular market areas. A builder may have specific experience in building on sloping sites or difficult sites. Another builder may have experience and knowledge in building energy efficient homes or using particular building materials and techniques. It is suggested that you do your research and inspect previous work the builder has constructed before making a decision. SA Building Directory SA Building Directory is Master Builders SA s online referral service. If you are seeking a master tradesperson or home builder, you can simply complete the online request form and members matching your requirements will be notified of your enquiry. Any responses made are then ed directly to you. Building Your Home Guide Getting Started 6

7 CONSTRUCTION METHODS Steel Framing, Timber Framing, Brick Veneer, Alternative Methods Styles of Homes There has been a real revolution in the styles and fabrics of homes available in South Australia. The past five years have seen the advent of SIP (Structural Insulated Panels), precast tilt up slab designs, and rendered AAC/ Foam designs. It is fair to say that the majority of homes being built in SA are larger homes on smaller blocks of land. The advent of two-storey high density living. The availability of new materials and the acceptance of new designs have radically changed the appearance of new homes being built. Whilst many of these new homes embrace the features of past classical designs the changes have brought new possibilities and choices to clients building homes. None the less, the traditional South Australian architecture captured by the return veranda federation villa remains popular even today. METHOD OF BUILDING Brick Veneer The majority of homes built are brick veneer with a wooden or steel frame on a slab foundation. The brickwork is the external cladding and is tied to the internal frame that the internal linings are fixed to. There is a cavity between brick and frame where services can be run and the cavity and frame allow the fitting of insulation. Double Brick This method was widely used up until the 1960 s where a second layer of bricks replace the frame. In most cases the internal brick wall was hard plastered. Stone and Block In the case of the gracious bluestone and sandstone villas and federation homes many of the front and side walls of a home were constructed of stone. The stones was often pointed and hard plastered internally to provide a smooth finish. ALTERNATIVE CONSTRUCTION METHODS There are many other methods of construction including, Hebel Power Panels, mud brick, pole frame, straw bale, timber rammed earth and many cladding manufactured board systems on timber and steel frame. These are usually rendered. Before building you should do extensive research on the advantages that each system will provide. Make sure that the features of the method suit your environment, climate and your living requirements. Energy efficiency is an important issue in your decision of building system and floor plan. Foundations and Footings Often wrongly referred to as the foundation of the house, the footing is the reinforced concrete structure that is constructed in preparation for the building of the home. The foundation is the soil strata upon which the footings for the house are constructed. The foundation supports the footing that in turn supports the superstructure of the house. The majority of homes are built on a slab but there are other sub floor systems that are particularly suited to slopping sites. All the preparation and planning in building your home starts to take shape with construction of the footing. The most common footing system method in South Australia is excavation for footings that then support a concrete slab. However, there are advantages in every system of construction available. Therefore, it is important to choose a designer or architect and a builder that has experience in the method of construction that you have decided on. The site is prepared by digging trenches for the footings, a plastic vapour barrier membrane is then fitted to the trenches. The steel reinforcing is added and formwork installed before pouring the concrete footing and slab. The slab acts as a termite protection and is the foundation for the home. Building Your Home Guide Construction Methods 7

8 There are variations to slab footing such as Waffle Pod method that was developed to compensate for South Australia s very reactive soils. If you have a sloping site there are many methods and systems to build without changing the natural contour of the land. Traditionally homes in South Australia used the dwarf wall method as the sub floor system. Frame Traditionally timber has been used for framing in house construction. However, steel framing is achieving a growing market share. Both systems have advantages. Timber is readily available in all common sizes, all trained carpenters can use the product expertly, it has a proven record and if the frame is to be exposed then it can be aesthetically pleasing. Timber can be treated to prevent termite attack. Steel is termite resistant, lightweight, delivered on site in modules, quick and easy to fabricate and erect and there is a growing number of carpenters being trained to build with the product. Cladding There are many methods of external cladding of frames such as the use of manufactured boards, timber like western red cedar, Colorbond or coated steel sheets. Roofing Roofs come in all different shapes and sizes but the majority of roofs are either masonry or sheet metal clad. All roofs can be divided into two categories, flat or pitched roofs. The roof frame is generally constructed from a timber or steel frame. The traditional roof construction is built on site. However, with simple roofs prefabricated trusses are often used and fixed on site. Generally the structure of the roof is determined by the design of the home. There are designs that are particularly suited to flat roofs and most people are familiar with the pitched roof with classic gables and valleys. The choice that the homebuilder has to make is whether to have a masonry tiled roof or a sheet metal roof. There are advantages of either a masonry or metal roof. Tile Roofs Tile Roofs can be constructed from terracotta or concrete roof tiles. The look is classic and suits many of the popular styles of homes built today. Masonry tiles are available in many colours and profiles. Tiles are also available in other traditional materials like slate and shingles. Sarking can also be used under tiled roofs as a moisture barrier and insulator, particularly in high wind areas, on roofs that have flat roofs and with some profiles of tiles. Metal Roofs There is nothing like the sound of rain on a tin roof on a cold night. Tin is not quite the correct terminology, but it s a term we have used for many years. Sheet metal roofs are made from either steel that is coated to withstand the elements, or from metal that is highly resistant like copper. However, copper is very expensive and the majority of roofs are made of steel that is coated. Colorbond is the most widely used and is available in continuous lengths and 22 different colours. Most roofs where rain water harvesting is required are sheet roofs because the harvested water is cleaner. Windows, Eaves etc. Some other decisions that need to be made aside from colour and material selections, include whether or not your home has eaves. There are many homes built today that replicate the Georgian style that did not use eaves. Think about the eaves before deciding not to have them on your home as they provide protection from the sun in summer and insulate your home. Whether to have aluminium or timber windows is another decision that needs to be resolved. Consideration needs to be given to location and environment, maintenance and aesthetics when considering the choice of windows, furthermore the energy efficiency of windows is dependent on factors like thermally broken windows, double-glazed or improved glass. Making the decision on which window to use should be done carefully because window selection is one of the most cost sensitive parts of a buildings fabric. Building Your Home Guide Construction Methods 8

9 TEN GUIDELINES FOR SELECTING A BUILDER 1. WORK OUT YOUR BUDGET AND STICK TO IT Know what you can afford with your mortgage repayments. Do not forget to allow for other expenses such as rates, insurance and landscaping etc. 2. WRITE DOWN A CHECKLIST Decide on those features that your home must have to function efficiently and then list any extra wants. 3. OBTAIN A COMPLETE LIST OF DRAWINGS AND A FULL INSPECTION Without these documents a builder will not be able to provide you with an accurate quote. 4. GET THREE LICENSED BUILDERS TO PROVIDE A QUOTE Visit mbasa.com.au and click on "Find a Builder". Then simply complete the online request form and members matching your requirements will be notified of your enquiry. Any responses made are then ed directly to you. 5. PRICE IS NOT EVERYTHING A professional builder is well worth paying a little more for. Remember to do your research, if the builder is unreliable on previous jobs, they may not be your best option. 7. NEVER ACCEPT THE QUOTE UNTIL YOU HAVE CHECKED OUT THE BUILDER Ask the builder for a list of previous clients and go and talk to them and have a look at their work. A good builder has many happy clients. Ensure the builder is licensed and carries the appropriate insurances. Feel confident that the builder has the financial backing to perform the work. MBASA Contracts are compliant and fair; a biased contract means someone loses out. 8. BEFORE YOU SIGN THE CONTRACT, READ IT CAREFULLY A contract is a complex document. If you do not understand any of the terms then seek advice. Master Builders SA has developed easy to follow contracts and specifications and recommend their use. 9. BE AWARE OF ALL CONTRACTUAL OBLIGATIONS Any variation to the signed contract will normally lead to added expense. If you must vary the contract, then ensure you get a written quote from the builder for the cost of the variation before he/she performs the work. 10. KEEP THE COMMUNICATION CHANNEL OPEN Take an interest in the job. If you are unhappy over any matter speak to the builder quickly don t sit on it. 6. COMPARE THE QUOTES CAREFULLY It is very important to check the sums allowed for the prime cost items and provisional sums. These items are subject to alteration and can vary significantly from quote to quote. Be careful if a builder has allowed low unrealistic values for these items. Building Your Home Guide Building Ten Your Guidelines Home Guide for Selecting Introduction a Builder 9

10 HOW CAN MASTER BUILDERS SA HELP YOU? Supporting our members to better support you Master Builders SA represents all sectors of the building and construction industry. Our 2,400 strong member base ranges from specialist trade contractors to residential and commercial builders. All of our members benefit from the support of the Association, with direct access to a broad range of exclusive products and services to help them build their business to get the best results for their clients. Our members have access to; Direct industry education & training Leading insurance services Relevant and current Contracts Safety, Quality & Environment support Industry lobbying Building Your Home Guide How can Master Builders Help you? 10

11 FIND A MASTER BUILDER OR TRADESPERSON Master Builders SA can connect you with hundreds of master builders and tradespeople to help you find the right person for your building project. Find a Builder mbasa.com.au Find a Builder is Master Builders SA s online referral service. If you are seeking a master tradesperson or home builder, you can simply complete the online request form and members matching your requirements will be notified of your enquiry. Any responses made are then ed directly to you. Building Ideas TV mbasa.com.au/media/building-ideas-tv Featured on Channel 9 on Saturday afternoons, Building Ideas is a long-running TV program produced by Master Builders SA. It showcases some of SA s most outstanding new homes, renovations and industry products. It is a great way to view the quality of workmanship of some of our members. Master Builders SA Building Excellence Awards mbasa.com.au/building-excellence-awards Every year, Master Builders SA awards outstanding excellence in South Australia s building and construction industry at the Master Builders SA Building Excellence Awards. Projects awarded are from both the residential and commercial sector. Residential categories include excellence in contract homes and excellence in renovations and additions over a variety of price ranges. To view winners of these awards, visit To find out more about how Master Builders SA can help, you contact us on or visit INFO & TELEPHONE ENQUIRIES Master Builders SA 47 South Terrace ADELAIDE SA Australian Institute of Architects L2, 15 Leigh Street ADELAIDE SA Australian Institute of Building Surveyors (AIBS) 15 Bridge Street PYMBLE NSW Building Designers Association of SA 17 Magarey Street LARGS NORTH SA 5016 Free Call Civil Contractors Federation SA (CCF) 1 South Road THEBARTON SA Consumer and Business Services (CBS) 91 Grenfell Street ADELAIDE SA Disability Rights Advocacy Service Inc Shop 4, 80 Henley Beach Road MILE END SA Energy Efficiency Centre 1077 South Road MELROSE PARK SA Home Ideas Centre 113 Anzac Highway ASHFORD SA National Association of Steel Frame Housing PO Box 1085 HARTWELL VIC Safe Work SA Level 4, 33 Richmond Road KESWICK SA Service SA 108 North Terrace ADELAIDE SA Building Your Home Guide Info & Telephone Enquiries 11

12 MASTER BUILDERS ASSOCIATION OF SA INC 1st Floor, Master Builders House, 47 South Terrace GPO Box 10014, Gouger Street Adelaide SA 5000 p f Building Your Home Guide Introduction 12